Local market reports › UB area › UB7 › UB7 9
Harmondsworth market report UB7 9, West Drayton
The standing UB7 9 (Harmondsworth) property market report, rebuilt from the full public record every month. Everything below comes from 4,380 sales recorded by HM Land Registry in UB7 9 (West Drayton) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in UB7 9 (West Drayton) sold for £434,000 in 2026, the median of 28 registered sales, up 14% on five years earlier. The mean was £433,500, and by floor area homes here have averaged about £5,070 per square metre over the last five years. The figures cover 4,380 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
UB7 9 is a postcode sector: one group of streets inside UB7 (West Drayton). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where UB7 9 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in UB7 9 sells for
Across 28 registered 2026 sales, the typical (median) UB7 9 home went for £434,000. The mean is £433,500, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in UB7 9
By floor space, homes in UB7 9 have sold for about £5,070 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, UB7 9 sits 52% above the national market.
UB7 9's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £434,000 | £434,000 | 28 |
| 2025 | £377,500 | £386,527 | 85 |
| 2024 | £390,000 | £414,650 | 104 |
| 2023 | £347,500 | £381,818 | 97 |
| 2022 | £365,000 | £428,004 | 125 |
| 2021 | £380,000 | £481,129 | 123 |
| 2020 | £385,000 | £499,545 | 84 |
| 2019 | £385,000 | £504,643 | 93 |
| 2018 | £359,000 | £478,554 | 158 |
| 2017 | £350,000 | £477,365 | 259 |
| 2016 | £405,000 | £566,599 | 154 |
| 2015 | £322,500 | £455,693 | 207 |
| 2014 | £244,500 | £346,866 | 186 |
| 2013 | £243,000 | £349,653 | 261 |
| 2012 | £240,500 | £353,986 | 102 |
| 2011 | £212,500 | £320,793 | 102 |
| 2010 | £217,200 | £340,626 | 108 |
| 2009 | £200,000 | £321,502 | 97 |
| 2008 | £227,000 | £372,101 | 177 |
| 2007 | £215,000 | £364,700 | 219 |
| 2006 | £207,800 | £360,714 | 136 |
| 2005 | £190,000 | £338,123 | 107 |
| 2004 | £190,000 | £345,077 | 158 |
| 2003 | £180,000 | £331,604 | 149 |
| 2002 | £159,500 | £300,098 | 164 |
| 2001 | £127,000 | £244,151 | 142 |
| 2000 | £120,000 | £235,500 | 189 |
| 1999 | £88,000 | £175,379 | 147 |
| 1998 | £80,000 | £161,486 | 117 |
| 1997 | £73,500 | £150,734 | 138 |
| 1996 | £66,000 | £139,191 | 100 |
| 1995 | £61,000 | £132,605 | 64 |
In cash terms the typical UB7 9 home went from £61,000 in 1995 to £434,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 227%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the UB7 9 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+36.4% on the year before); the weakest, 2017 (−13.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +15.0% | +12.3% |
| 5 years (since 2021) | +2.7% | −2.0% |
| 10 years (since 2016) | +0.7% | −2.6% |
| 20 years (since 2006) | +3.8% | +0.9% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 28 UB7 9 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 158 sales a year before the financial crisis and 88 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Rents around UB7 9
UB7 9 falls under Hillingdon, where the ONS puts the average private rent at £1,557 a month (May 2026 figures). The spread runs from £1,241 a month for a typical one-bed to £2,616 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
£1,557 a month is £18,684 a year, which against the £434,000 median sold price makes a gross yield of 4.3%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
How UB7 9 trades
This is a thin market: 28 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Asked and answered: UB7 9 (Harmondsworth)
Are property prices falling in UB7 9 (Harmondsworth)?
Is UB7 9 (Harmondsworth) a good place to buy a house?
How much did a house sell for in UB7 9 (Harmondsworth)?
What happens to UB7 9 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 14% over five years in cash but down 10% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in UB7 today
Turning to what is actually available: 14 homes on the market right now, from 2 agents publishing to HomesIndex.
These cover the whole UB7 district, not just UB7 9: live asking prices are collected per district.
36% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Swan Road, West Drayton, West Drayton
- Knowles Close, Yiewsley, UB7 8LY, Yiewsley
- Pear Trees, Trout Road, West Drayton, Middlesex, UB7, West Drayton
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every UB7 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in UB: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the UB area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £540,000 | £745,000 (+38%) | £965,000 (+30%) | £1,290,000 (+34%) |
| Semi-detached | £363,750 | £495,000 (+36%) | £555,000 (+12%) | £662,500 (+19%) | — |
| Terraced | £380,000 | £465,000 (+22%) | £515,000 (+11%) | £595,000 (+16%) | — |
| Flat | £265,000 | £327,250 (+23%) | £435,000 (+33%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the UB area is the point: the same five years treated these districts very differently.
UB area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in UB7
Sector boundaries hide real price steps. The rest of UB7, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| UB7 0 | £430,000 | 2 |
| UB7 7 | £417,000 | 35 |
| UB7 8 | £433,000 | 26 |
Zoom out to the full UB7 district report for the type split, monthly volumes and how UB7 compares with its neighbours.
Selling in UB7 9? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at UB7 9's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim UB7 9.
Dig further
Behind the answers sits the same Land Registry record as this page, with UB7 9 already set as the subject. Free, one click sign in.
The live map plots every individual UB7 9 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.